The Retreat, Blackstroud Lane West, Lightwater, GU18 5SP
UPRN:100061560741Detached House4 bedsBuilt 1976-1982
FreeholdCouncil Tax: Band EEPC: C (75)
Data freshness:Price Paid· freshPrice Paid: fresh, refreshed 3d ago (2026-11-01T04:38:48.064581+00:00)Planning· 2mo agoPlanning: ageing, refreshed 2mo ago (2026-08-22T13:05:33.901952+00:00)EPC· 4mo agoEPC: stale, refreshed 4mo ago (2026-07-01T02:04:50.057738+00:00)Risk· 5mo agoRisk: stale, refreshed 5mo ago (2026-06-18T00:00:00+00:00)Connectivity· 1mo agoConnectivity: ageing, refreshed 1mo ago (2026-10-03T06:43:10.905825+00:00)Amenities· 1mo agoAmenities: ageing, refreshed 1mo ago (2026-09-23T00:00:00+00:00)Area· Census 2021Area: static reference data (Census 2021); authoritative and does not refresh
HP Score
72
/ 100
Mixed
Verdict
3 days ago
- Verdict: INVESTIGATE, on a scale of Buy, Investigate, Avoid.
Mixed signals - investigate
Evidence
18 of 21 sourcesSale Estimate
£1,050,000
£997k - £1.10MHigh
Estimate
£1.05M
Range
£997k – £1.10M
Rent Estimate (pcm)
£3,650
£3k - £4k
Monthly
£3,650
Yield
4.17%
Verdict
Derived from HomePortfolio scores
The Retreat earns an INVESTIGATE rating with HP Score 72/100. Investment score 54/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (40/100). Flood risk is not assessed: check the Environment Agency long-term flood map before offering. Tenure is freehold. Every figure here comes from the live HomePortfolio API; anything it does not publish is left out.
Key SourcesEPC RegisterPortal listingsOfcom Connected NationsOfcom mobile coverageMarket estimates (third-party AVM)HM Land Registry sales matched to addressDefra strategic noise mapping, England Round 4 (Contains Defra data © Crown copyright and database right 2023-2024, Open Government Licence v3.0)Walk ScoreONS Census 2021Police.ukHM Land Registry covenantsHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS
72
HP Score
72/ 100
Mixed
54
Investment Score
54/ 100
Moderate
5
Crime Score
5/ 100
Low
40
Walkability
40/ 100
Mixed
Transit & Bike
Transit 5Bike 45
Walk Score, out of 100
Valuation & Market
Sale Estimate£1,050,000
Rent Estimate (pcm)£3,650
Gross Yield4.17%
1y Growth-
3y Growth+1.7%
5y Growth+2.7%
10y Growth+2.6%
Last Sold Price£135,000 (1995-01-04)
Risk Overview
- Flood RiskUnknown
- SubsidenceLow
- RadonLow
- MiningUnknown
- LandslideLow
- Air QualityLow
- NoiseLow
Planning Activity
Recent Apps
2GU18 5SP
Approval Rate
100%12mo
Development
low
- Pending26/0952/FFUChanges to external materials.
- Pending26/0909/DTCSubmission of details to comply with condition 9 (CEMP) and condition 10 (lighting) of planning permission 24/1026/FFU Appeal Ref: APP/D3640/W/25/3370563 for the demolition of the 3 existing buildings (Sui Generis), with the erection of two replacement buildings to be used as a flexible Class B8/E use.
- Pending26/0930/CESCertificate of lawfulness for the proposed conversion of garage to habitable accommodation.
Ownership
- Corporate Ownership71.7%
- Overseas OwnershipNo
- Lease Term Remaining-
- CovenantsRestrictive
- Lease TypeFreehold
- Last Ownership Change1995-01-04
- SourceLand Registry
Connectivity
Broadband (Standard)
5 Mbps
Mobile 4G/5G Coverage
EEThreeO2Vodafone
EV Charger
-
PTAL Rating
-
Area Profile
Median EarningsLocal authority£37,793
Population Density-
Owner Occupied91%
Age Distribution
0-15 20%16-64 61%65+ 19%
Schools Nearby
- Gordon's School0.6 miArea grades2024
Inspected after Ofsted withdrew the single overall grade.
- Lightwater Village Infant School and Nursery0.7 miGood
- Lightwater Village Junior School0.9 miGood
- Holy Trinity CofE Primary School1.2 miReport card2026
Ofsted no longer awards a single overall grade.
3 of 9 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.
Comparables
- The Retreat Blackstroud Lane West-£1.05M-
- Oak Apple House Blackstroud Lane West-£813k-
- 8 Blackstroud Lane West-£766k-
- Valu Blackstroud Lane West-£495k-